Mixed-Use Property with Office
For Sale
$1,400,000
8001 DOWNMAN Road, New Orleans, LA 70126
Commercial, New Orleans, LA
Property Size3,850 SF
Price / SF$363.64
Days on Market167
Property Features for 8001 DOWNMAN Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Parking features
Off Street
Lot features
Irregular
Standard status
Active
APN
39w020204
Size
3,850 SF
Taxes and HOA fees
Tax Description
SQ A ENTRANCE PK NO 1 LOT D DOWNMAN RD 51 X 97 OVER 99 2/STORY FR & FR OFFICE BLDG
Legal Description
SQ A ENTRANCE PK NO 1 LOT D DOWNMAN RD 51 X 97 OVER 99 2/STORY FR & FR OFFICE BLDG
Utilities
Water source
Public
Building Details
Year built
1977
Floors in Building
2
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Noah Thomas · License #995715515
(504) 388-6437
Added: Mar 26
Changed: Aug 19
Last Checked: Sep 8 at 7:06PM
MLS# 2549730
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,850-square-foot mixed-use property combines office space, retail space, and multifamily units within one commercial asset. Built in 1977, the property includes off-street parking and public water service. Some utilities are paid by the owner, supporting the existing leasing arrangements.
Office and retail areas are offered under modified gross lease terms, while the multifamily units are available on 12-month leases. Commercial and residential spaces are currently being actively leased, providing a property with multiple occupancy components at 8001 Downman Road in New Orleans. The site is zoned C-1.
Office and retail areas are offered under modified gross lease terms, while the multifamily units are available on 12-month leases. Commercial and residential spaces are currently being actively leased, providing a property with multiple occupancy components at 8001 Downman Road in New Orleans. The site is zoned C-1.
Key Highlights
- 3,850‑square‑foot mixed‑use property with office, retail, and multifamily components
- C‑1 zoning supports the property’s commercial classification
- Built in 1977 with public water service
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$60,851
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.35%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,217,020
$1.2M
Cap Rate 7%
$869,300
$869.3K
Cap Rate 9%
$676,122
$676.1K
Market Conditions
NOI Build-Up for 3,850 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$88.7K $23.04/SF
− Vacancy
−$1.8K −$0.46/SF
EGI
$86.9K $22.58/SF
− OpEx
−$26.1K −$6.77/SF
NOI
$60.9K $15.81/SF
Area
ZIP 70126
Vacancy
2.00%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,217,020
Cap Rate 7%
$869,300
Cap Rate 9%
$676,122
Alternative Uses
Best Use
Retail
$869.3K
$760.6K – $1.01M
NOI $60,851 @ 7.0% cap · market cap 4.35%
Second Best
Office B
$763.1K
$667.7K – $890.3K
NOI $53,416 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$1.01M
$883.6K – $1.18M
NOI $70,686 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
Explore this area
Business Placement
Demographics for 70126, LA
30,397
Population
12,686
Households
2.4
Avg Household Size
33
Median Age
24%
College-Educated
87%
High-School Grad
12.1 sq mi
ZIP Area
2,512
Density / Sq Mi
$38,229
Median Household Income
$29,510
Median Earnings
$1,118
Median Rent
$187,300
Median Home Value
Market
Vacancy Rate% for Office in New Orleans, LA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combined commercial and residential configuration with off-street parking and active leasing across the property.
Where is this mixed-use property located?
The property is located at 8001 DOWNMAN Road New Orleans, LA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 3,850‑square‑foot mixed‑use property with office, retail, and multifamily components; C‑1 zoning supports the property’s commercial classification; Built in 1977 with public water service
